Permitted Short-Term Rental
For Sale
$315,000
4226 Carrollton Ave, New Orleans, LA 70119
Renovated two-bedroom residence with mixed-use zoning, solar panels, outdoor areas, and off-street parking.
Property Size1,066 SF
Price / SF$295.50
Days on Market19
Property Features for 4226 Carrollton Ave
General Information
Standard status
Active
Size
1,066 SF
Property subtype
Investment
Zoning
HUMU
Additional Details
Public Transit
Yes
Amenities
Power
Water
Sewer
Natural Gas
Building Details
Year Renovated
2021
Listing Agency:
The McEnery Company Inc
Listed By:
S. McEnery
(504) 236-9542
Source:
Lacdb.resimplifi
Added: Aug 15
Changed: Aug 31
Last Checked: Sep 1 at 3:16PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of The McEnery Company Inc
Investment Insights
Based on property information with market context.
Located at 4226 Carrollton Ave in New Orleans, this shotgun-style residence offers two bedrooms and two bathrooms within a 1,066-square-foot layout. Renovated in 2021, the property retains original character while incorporating modern updates, natural light, a front porch, and an oversized rear deck. Solar panels and off-street parking add to the existing improvements.
The property is zoned HU-MU and currently operates as a permitted short-term rental. The mixed-use designation also supports consideration of office or salon use, subject to verification of zoning requirements, short-term rental regulations, permitting, and allowable uses with the City of New Orleans. Its location provides access to Downtown, the French Quarter, City Park, the SuperDome, the Canal streetcar, and nearby restaurants, bars, coffee shops, and cultural attractions. Furniture is available for an additional fee.
The property is zoned HU-MU and currently operates as a permitted short-term rental. The mixed-use designation also supports consideration of office or salon use, subject to verification of zoning requirements, short-term rental regulations, permitting, and allowable uses with the City of New Orleans. Its location provides access to Downtown, the French Quarter, City Park, the SuperDome, the Canal streetcar, and nearby restaurants, bars, coffee shops, and cultural attractions. Furniture is available for an additional fee.
Key Highlights
- Permitted short‑term rental currently in operation
- 1,066 SF shotgun‑style residence with 2 bedrooms and 2 bathrooms
- Renovated in 2021 with original character and modern updates
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$12,407
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.94%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$248,140
$248.1K
Cap Rate 7%
$177,243
$177.2K
Cap Rate 9%
$137,856
$137.9K
Market Conditions
NOI Build-Up for 1,066 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$24.8K $23.28/SF
− Vacancy
−$2.3K −$2.12/SF
EGI
$22.6K $21.16/SF
− OpEx
−$10.2K −$9.52/SF
NOI
$12.4K $11.64/SF
Area
ZIP 70119
Vacancy
9.10%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$248,140
Cap Rate 7%
$177,243
Cap Rate 9%
$137,856
Alternative Uses
Best Use
Apartment 5plus
$177.2K
$155.1K – $206.8K
NOI $12,407 @ 7.0% cap · market cap 3.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$278.9K
$244.1K – $325.4K
NOI $19,526 @ 7.0% cap · market cap 6.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,758
Businesses Nearby
Explore this area
Business Placement
Demographics for 70119, LA
38,048
Population
21,595
Households
1.8
Avg Household Size
37
Median Age
47%
College-Educated
89%
High-School Grad
4.5 sq mi
ZIP Area
8,455
Density / Sq Mi
$50,854
Median Household Income
$44,278
Median Earnings
$1,298
Median Rent
$359,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Renovated two-bedroom residence with mixed-use zoning, solar panels, outdoor areas, and off-street parking.
Where is this short term rental property located?
The property is located at 4226 Carrollton Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Permitted short‑term rental currently in operation; 1,066 SF shotgun‑style residence with 2 bedrooms and 2 bathrooms; Renovated in 2021 with original character and modern updates
